Development Review Process

Pre-Application Meetings

A pre-application meeting is the first step in the development review process. A formal pre-application meeting is required for all items for which the Columbia Municipal Planning Commission is the decision making authority or recommending body. The meeting must be scheduled by noon on the preceding Friday. Completed application, Concept Plan, and Fee Submittal are required by noon on the preceding Friday. 

Required Items: Application, Concept Plan, & Fee Submittal

Mandatory Pre-Application Meeting Prior to Application:

• Comprehensive Plan Future Land Use Map Amendments;
• Zoning Map Amendments (“Rezoning”);
• Major Site Development Plans (greater than 10 acres, those creating new streets, and large multifamily developments);
• Minor (administrative) Site Development Plans referred to CMPC by the Zoning Administrator; and
• Preliminary Plats.

Pre-application meetings are also available to those who do not require CMPC review but wish to obtain a review by city staff prior to making application for administrative review.

Optional Pre-Application Meetings:

• Final Plats;
• Minor (administrative) Site Development Plans;
• Land Disturbance Permits;
• Complex Building Permits; 
• Due Diligence.
• Pre-Application meetings are held on Wednesdays. 
• The meeting must be scheduled by noon on the preceding Friday. 
• Completed application, Concept Plan, and Fee Submittal are required by noon on the preceding Friday.

Please select an opening on the calendar below to schedule a pre-application meeting. Planning Staff will follow up with instructions. Meeting are available in person, virtually, or blended.

Availability Letters

Most applications for development require availability letters from CPWS and the Columbia Wastewater Department.

• Fire Flow requirements must be submitted to the office of the Fire Marshal in order to start the process of water availability 
• modeling. Contact the Office of the Fire Marshal to request a fire flow requirements letter.
• After obtaining a fire flow determination, request a water availability letter from CPWS’s consultant. 
  • The letters involve complex modeling which can occasionally produce substantial lead times. 
  • CPWS charges a fee for water availability letters.
  • Availability letters expire 120 days from issuance; applicants must maintain a current availability letter throughout the development review process.
• A Wastewater Will Serve Letter is required at the time of application. Requests are submitted through an online form. 

Submitting an Application

Requests for development review are submitted electronically through an online application portal. Please consult the guide to submitting planning project applications on the Development Services website.

Application fees and deadlines are listed online. The deadline to apply for the next review cycle is usually the third Monday of the month; these dates are occasionally adjusted to accommodate holidays.

Development Review Committee

The Development Review Committee (DRC) is comprised of City of Columbia staff as well as representatives from other public agencies and utilities. The Zoning Ordinance establishes the DRC at §8.3.7. The Committee evaluates all development review applications for which the Columbia Municipal Planning Commission is decision making authority. Each member of the committee provides technical comments for the DRC meeting. Each application is assigned to a member of the Planning & Zoning staff who acts as lead planner and manages the case as it proceeds through the development review process. The lead planner compiles the comments of the committee and transmits a written summary to the applicant. Following DRC, applicants may revise and resubmit their proposals. The lead planner then prepares a staff report for the Planning Commission identifying any remaining technical concerns. If the Zoning Administrator determines that the resubmittal is complete and responsive to technical comments, the item may proceed to the next Planning Commission agenda. Applications deemed unresponsive to technical comments and conditions following two resubmittal deadlines after the DRC review are rejected. Some complex items are reviewed by the DRC more than once before proceeding to the Planning Commission agenda. 

Applicants for development review are strongly encouraged to attend DRC meetings, or send a representative who can answer questions. The DRC meeting is the best opportunity to seek clarification of comments or discuss specific elements of a plan of development.

DRC meetings are open to the public but are not public hearings. All interested persons are encouraged to attend. The meeting is a discussion between the applicant and reviewers. The material reviewed by staff is posted online prior to the meeting. Members of the public in attendance can obtain additional information from the case planners. 

Planning Commission and City Council

Following complete and timely resubmittal in response to DRC comments, the Zoning Administrator refers requests to the  Columbia Municipal Planning Commission. The CMPC holds regular monthly meetings, generally on the second Wednesday of the month. CMPC meetings occur in Council Chambers on the basement level of City Hall. Applicants or their representatives must attend. Planning staff presents each case to the CMPC, provide professional analysis, and explain any recommended conditions of approval or technical concerns identified by the DRC. Members of the public who sign up to speak may provide comments. A signup sheet is available prior to the meeting.

Some items go on to City Council with a recommendation from the CMPC. Items which do not amend the Comprehensive Plan are placed on the next City Council agenda. Comprehensive Plan amendments require longer public notice and are placed on a later agenda. The City Council generally meets on the first (study session) and second (voting session) Thursday of each month. Meetings are held in Council Chambers on the basement level of City Hall.